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Presentation of FindingsResponse to Comments
September 15, 2009
Eisenhower West Industrial Land Use Study
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Presentation Outline
Introduction
Existing Industrial Operations
Summary of Findings
Public Comments
Next Steps
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Purpose of Study
Compare economic and environmental conditions ofexisting industrial uses and redevelopmentalternatives
Provide the background information necessary toinform a future Eisenhower West Small Area Plan
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Existing Industrial Uses
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Summary of Findings
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What is the redevelopment potentialof the area?
Redevelopment of the study area will likely belong term
• Short term demand can be met by other planneddevelopment
• The study area will be competing with moreattractive redevelopment sites
Likely stronger market support for residentialuse than office or retail uses
Neighborhood serving retail is appropriate
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What is the redevelopment potential ofthe area? (cont’d)
Mid-rise Office,retail, multifamily
Mid-rise Office,retail, multifamily
Townhouses,low rise multifamily; retail
Townhouses,low rise multifamily; retail
D: Baseline plusAdditionaldensity andbridge
No ChangeNo ChangeTownhouses,low rise multifamily; retail
Townhouses,low rise multifamily; retail
C: Baselineminus Covantaand Norfolksouthern
Mid-rise Office,retail
Mid-rise Office,retail
Park/OpenSpace
Townhouses,low rise multifamily; retail
B: Baseline plusOpen Space
Mid-rise Office,retail
Mid-rise Office,retail
Townhouses,low rise multifamily; retail
Townhouses,low rise multifamily; retail
A: Baseline
NorfolkSouthern
CovantaVirginia PavingVulcanAlternatives
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Does Change in Land Value Support Relocation or Cessation?
UnknownNoNoPossibly Alt. D
$17.9 million($24.3 million)$5.3 million$22 millionAlternative D
No ChangeNo Change($1.2 million)$10.2 millionAlternative C
$13.1 million($24.3 million)No Change$10.2 millionAlternative B
$13.1 million($24.5 million)($1.2 million)$10.2 millionAlternative A
Change in Residual Land Value from Current Use
N/AMin. $11.5 million$23-27 million$15-17 millionEst. Cessation
N/AMin $300 million$10.5 - $14.5million
$15.5 millionEst. Relocation
NorfolkSouthern
CovantaVirginia PavingVulcan
Would the potential value appreciationencourage the current operations to relocate?
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Comparison of economic & environmentalimpacts
-3.4-1.60.10.6VOC
-18-5.1-18-18SO2
-7.8-4.8-7.7-7.6PM2.5
-10.2-6.4-7.9-7.6PM10
-586-11-579-579NOx
-507.3-20-16
N/A
CO
Change in emissions from Status Quo (tons/year)
Environmental
2,500804,4604,500234PotentialEmployees
$3.62 million$1.95 million$4.23 million$4.45 million$890,000Fiscal Impact
Economic
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Status QuoBenefits/cost Alternatives
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Overall findings
Significant constraints to redevelopment exist
There could be some fiscal and economicbenefits if hurdles can be overcome
Comprehensive redevelopment would likelyrequire City involvement
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Further consideration
Improve existing conditions
Explore if rezoning is appropriate through asmall area planning process
• Continued industrial use
• Conditions under which mixed-use redevelopmentshould occur
• Promotion of transit-oriented development
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Response to public comments
3 main categories of public comments
1. Technical and other corrections
2. Comments on redevelopment scenarios
3. Comments on use of consultants
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Response to Public Comments
1. Technical and other corrections
Updated air quality data and tax revenues fromIndustrial Users
Clarification on business processes andoperations
Virginia Paving receives aggregate from Vulcan’squarry in Manassas
Revisions had a minor effect on the data and noeffect on the conclusions
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Response to public comments
2. Redevelopment scenarios:
a) More density in redevelopment alternatives
• FAR is based on market, not what is moredesirable
• Some barriers to achieving higher densities
• Small area plan process can address some ofthose barriers
• FAR of 4.8 would yield buildings 10-20 storieshigh
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Response to public comments
2. Redevelopment scenarios:
b) Other Comments
• Alternative B designates VA Paving as open spacedue to floodplain, Resource Protection Area, andproximity to existing open space
• Conservative approach to development in thefloodplain
• Re-zoning can cause existing use to be “non-conforming,” but does not require businesscessation
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Response to public comments
3. Purpose of study and use of consultants
• Purpose of study is to inform future planningefforts and exam redevelopment potential
• Consultants provided expertise in economicanalysis and environmental assessment
• Staff has been involved in the study
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Next Steps
Submit study to Planning Commission and CityCouncil for their receipt in October
No plans to hold a public hearing
Eisenhower West Small Area Plan is currentlyscheduled to begin at end of 2010
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Contact Information
http://alexandriava.gov/industrialstudy
Dirk Geratz, Principal Planner
Email: [email protected]
Call (703) 746-3815